New Jersey flood-zone rules spark storm of opposition from shore to river towns
Trenton, N.J. – Governor Phil Murphy has just a few months left in office, but he has a new idea for the Jersey Shore, and the Jersey Shore doesn’t like it any more than the governor’s failed windmill and school funding agendas.
This time, it A sweeping climate resilience plan from New Jersey regulators has triggered a surge of backlash across shore communities and inland towns alike, as residents and local leaders warn the proposed rules could drive up costs, stall development, and undercut already strained housing markets.
This means more homes will need to be raised to qualify for federal flood insurance and more restrictions will be placed on waterfront communities, many of which they cannot afford.
It’s not just Phil Murphy calling for a change. Mikie Sherrill, the Democrat nominee for governor this year is also on board with the sweeping proposed regulations.
“Here in New Jersey’s 11th District, we have been living with the impact of increased inland and coastal flooding due to climate change,” said Mikie Sherrill (D-NJ), Chairwoman of the Congressional Subcommittee on Environment. “Today’s report – based on robust scientific evidence from NOAA – tells us that that flooding from tidal and storm surges in the next 30 years will travel further inland and occur 10 times more often than it does today. We must redouble our efforts both to reduce climate warming pollution and to equip our communities with tools and resources to protect their residents from the worst effects of climate change.”
The regulations, known as the REAL rules—short for Resilient Environments and Landscapes—are part of the state’s Protecting Against Climate Threats (PACT) initiative. They would modernize land-use laws to account for projected sea-level rise and recurrent flooding, reshaping how development is planned from the coast to inland rivers.
At the center of the proposal is a new “Inundation Risk Zone,” covering areas projected to flood by 2100. In those zones, new construction and significant redevelopment would need to be elevated at least four feet above FEMA’s base flood standard, down from the original five-foot requirement after community pushback.
The rules would also expand flood hazard boundaries across the state and impose stricter stormwater and infrastructure mandates.
Business groups, municipalities, and homeowners argue the proposal could impose staggering costs without a clear economic analysis. Critics point to the state’s reliance on a severe sea-level scenario with only a 17% probability, which they say unfairly classifies vast areas as high risk.
Others warn of “dry access” requirements that could force property owners to elevate roads and infrastructure outside their control—effectively creating no-build zones.
“climate change poses an unprecedented threat to our transportation infrastructure. Sea level rise and coastal flooding place 60,000 miles of roads and bridges in coastal floodplains at greater risk. Rail infrastructure is vulnerable to more frequent extreme heat waves. Increased precipitation and inland flooding threaten the structural integrity of thousands of bridges. Airports are exposed to a spectrum of flooding and extreme heat risks. And the impacts of climate change for transportation infrastructure will only intensify over time,” Sherrill said.
The impact on housing and insurance looms large. Opponents fear the rules could depress property values, inflate flood insurance premiums, and stifle affordable housing development at a time when demand is already acute.
Supporters counter that the rules are grounded in science, citing Rutgers University research projecting up to five feet of sea-level rise by century’s end under moderate emissions scenarios. They argue that elevated standards are essential to safeguard communities against worsening storms and coastal flooding.
Don’t worry, adjustments and exemptions for affordable housing have already been built into the plan.
The Department of Environmental Protection has delayed final adoption, extending a 60-day comment period and additional hearings, with a final decision expected in early 2026. Until then, the fight over how to balance resilience with affordability is set to dominate conversations from the Jersey Shore to riverfront towns.
Mikie Sherrill, a Democrat running for governor has also issued a warning while serving in Congress about preparing New Jersey for her climate agenda and fears of rising sea levels.
“We’re no strangers to flooding in the Garden State. Storm after storm, New Jersey families and businesses have to face the devastating impact of major flood events. That’s why, since first taking office, I have been focused on working with the community to come up with both short and long-term solutions to build climate-resilient infrastructure that will protect our state from flooding. Each of the projects we fought for in this year’s WRDA will advance efforts to keep families safe from flooding and make long-overdue infrastructure upgrades,” said Rep. Sherrill.
